I really couldn't believe that he accepted the offer.

Either accept it with clouded title or move on.

As I know banks doesn't accept lease option contract...it is sandwich lease option deal

George, employers are important but all those smaller towns you named attract retirees that don't like to drive in big cites and need to be near doctors and social activities.

I offered the seller 20% below asking price and they counter offered 12% below asking price and I accepted it because it was $1000 below my maximum offer budget amount.

My business plan would be looking to sell if the property did not produce acceptable cash flow based on a hypothetical 100% financing.

Can I make an offer on an REO, have it accepted, and then assign it to a buyer for a higher price?

He has basically two options allow buyers access or accept a low price based on an assumption that it needs full renovation. 

Be active on your social media platforms and create your own brand.

It may just be that the seller wants too much and there is no solution but I was hoping investors with more experience than myself in this area could provide some insight into how they would value this and how much of a hit to cash flow would be acceptable in exchange for future potential.The details:4-unit purpose built building in an average residential areaCap rates for 1-4 unit properties range from 6-10% depending on quality, location, conforming vs non-conforming etc.Asking price $520k, dropped from original $550k and has been on market for a few monthsRents are ~$34,000 and should be ~$48,000Expenses (excluding maintenance) are ~$9,000 - This puts the asking price cap rate at ~4.7% (not including maintenance)- We estimate that at asking price it would be about -$260/month in cash flow and break even at a PP of ~$450k assuming our typical 10% of rent for maintenance- We estimate the building would be worth around $530k at market rentsWe were thinking the cash flow neutral price would be our best offer, but their indication was that they are looking for close to 500k.